GREATER GEELONG PLANNING SCHEME

21.14 THE 06/01/2011 C194

21.14-1 Key issues and Influences

28/01/2010 C129(Part 1) The Bellarine Peninsula comprises a series of contained townships separated by rural and coastal areas. The rural and coastal areas on the Bellarine Peninsula form an important non-urban break between settlements. They are highly valued for their scenic attributes, tourism function, environmental function and lifestyle appeal. The Bellarine Peninsula is one of the fastest growing areas in the City of Greater Geelong. Population growth on the Bellarine Peninsula is being driven by the attractiveness of the peninsula as a relaxed lifestyle destination within close proximity to urban Geelong. Appropriately managing urban growth on the Bellarine Peninsula will be critical to retaining the peninsula’s identity and attributes.

21.14-2 Objectives

06/01/2011 C194 . To protect and enhance the rural and coastal environment on the Bellarine Peninsula and maintain non-urban breaks between settlements. . To facilitate the development of Ocean Grove, Drysdale/Clifton Springs and Leopold as hubs of development and service provision on the Bellarine Peninsula. In all other townships on the Bellarine Peninsula provide retail, commercial and community uses and facilities that serve the daily needs of the community and encourage street based activity. . To provide for sustainable industrial, commercial, retail, agricultural and tourism development in designated locations, to service the wider Bellarine community. . To preserve the individual character, identity and role of each Bellarine township.

Strategies

. Ensure that development responds to the identity and character of the individual township in which it is located. . Protect rural and coastal environments from inappropriate urban encroachment. . Ensure land use and development proceeds generally in accordance with the relevant Structure Plan maps included in this Clause. . Ensure that development outside of settlement boundaries (as shown in the Structure Plan maps included in this clause) does not compromise the rural, environmental and landscape values of the non-urban breaks or longer term growth opportunities. . Direct the bulk of residential growth and retail development to Ocean Grove, Drysdale/Clifton Springs and Leopold consistent with the relevant Structure Plan maps included in this clause. . Direct bulky goods retailing and industrial development to existing and future areas as identified in Structure Plan maps included in this clause. St Leonards: . Support a mix of retail, commercial, community and entertainment uses within the town centre. . Encourage development which respects the coastal landscape setting of St Leonards by:  Providing reasonable sharing of views of the coast and foreshore.  Promoting contemporary design that reflects the existing scale, setbacks, spacing, forms and materials of the buildings in the locality.

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 Ensuring that development allows for the protection of significant vegetation and/or planting around buildings and has minimal impact on roadside vegetation. . Support the development of an appropriately located community centre. . Support the on-going management, enhancement and sensitive development of the foreshore, Salt Lagoon Wildlife Reserve and Edwards Point State Faunal Reserve. . Protect the scenic qualities of Murradoc Hill and . . Support the development of a focal building, comprising retail and tourist related activities, at the south west corner of Murradoc and Bluff Roads. . Integrate the town centre and pier-foreshore area. Portarlington: . Support a mix of retail, commercial, community and entertainment uses within the town centre. . Encourage development which respects the coastal landscape setting of Portarlington by:  Providing reasonable sharing of views of the coast and foreshore.  Promoting contemporary design that reflects the existing scale, setbacks, spacing, forms and materials of the buildings in the locality.  Ensuring that development allows for the protection of significant vegetation and/or planting around buildings and has minimal impact on roadside vegetation. . Support the establishment of a Community Centre in Portarlington within an existing public building. . Support the provision of a new fire station at Portarlington. . Support the integration of the Portarlington town centre and pier-foreshore area. . Support the development of a focal building at 22-34 Newcombe Street, Portarlington, to contain retail uses, tourist accommodation and tourism related activities. . Support development in the Portarlington town centre incorporating accommodation uses above ground level retail floor space, where such development meets all parking and access requirements. Indented Head: . Encourage development which respects the coastal landscape setting of Indented Head, by:  Providing reasonable sharing of views of the coast and foreshore.  Promoting contemporary design that reflects the existing scale, setbacks, spacing, forms and materials of the buildings in the locality.  Ensuring that development allows for the protection of significant vegetation and/or planting around buildings and has minimal impact on roadside vegetation. . Support the on-going management, enhancement and sensitive development of the foreshore, Point Richards Flora and Fauna Reserve and Salt Lagoon Wildlife Reserve. . Support expansion of the existing retail premises on The Esplanade, Indented Head. Ocean Grove: . Encourage development which respects the coastal landscape setting of Ocean Grove, by:  Providing reasonable sharing of views of the coast and foreshore  Promoting contemporary design that reflects the existing scale, setbacks, spacing, forms and materials of the buildings in the locality. . Direct new greenfield residential development to the designated growth area in the north-east of the township, as shown on the Structure Plan map. . Encourage a range of accommodation and housing options, including aged care within and adjacent to the town centre and other existing and proposed activity centres.

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. Ensure development avoids impacts on environmental assets including the Coast, Buckley Park Foreshore Reserve, Goandra Estate, Ocean Grove Nature Reserve, Barwon River/Lake Conneware and the Lake . . Ensure the town centre remains the primary retail centre for Ocean Grove by providing for a range of retail, business and accommodation uses. . Support expansion of the town centre, particularly in a northerly direction up to the Avenue. . Support development of a new Neighbourhood Activity Centre on Grubb Road, to service the future population of the north-east growth area. . Support the continued development of industrial, restricted retail and associated businesses on Grubb Road, and support the expansion of this type of development to the east and north, as shown on the Structure Plan map. . Where appropriate, ensure new developments assist in the establishment of a safe bicycle-pedestrian path network around the town connecting the foreshore, river, nature reserve, Grubb, Banks and Bonnyvale Roads as shown on the Structure Plan map. . Where appropriate, ensure new development contributes to the improvement of open spaces, key pedestrian links and roads as identified on the Structure Plan map. . Provide for a range of appropriately scaled and located tourism accommodation and activities. . Encourage a range of appropriately scaled tourism related activities on the rural periphery of the town which are complementary to the environmental and rural setting. . Support the duplication of Grubb Road in a manner which preserves significant roadside vegetation, provides an attractive town entry, safe crossing points, pedestrian/cycle paths and undergrounding of powerlines. Leopold: . Discourage further expansion of the two existing local shopping centres in Ash Road and Dorothy Street. . Support acquisition of additional school land on Ferguson Road and Kensington Road for the development of additional school facilities. . Support rezoning of Areas 1, 2 and 3 as shown on the Structure Plan map for short term urban development. . Support Area 4, as shown on the Structure Plan map, for longer term residential growth, after the preparation of an outline development plan. . Maintain a non-urban break between Geelong and Leopold. . Prevent urban development crossing north of Portarlington Road. . Where appropriate, ensure new development contributes to the provision of a bicycle- pedestrian path throughout Leopold linking key community sites. Barwon Heads: . Maintain a compact urban form and avoid outward sprawl. . Protect the unique character of Barwon Heads as a coastal village located within a sensitive environment and significant landscape setting. . Ensure the Hitchcock Avenue shopping centre remains the focus of retail activity in Barwon Heads. . Restrict new commercial development to the existing business and mixed use zones in Hitchcock Avenue between Bridge Road and Ozone Road and the south side of Bridge Road. . Ensure new housing development complements the character of Barwon Heads and provides for a variety of housing sizes and types. . Support the continued development of 13th Beach Resort as a tourist destination. . Continue upgrading the Barwon Heads Village Park and foreshore reserves in accordance with established master plans.

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. Support development of appropriate tourist accommodation around the Barwon Heads town centre. Drysdale/Clifton Springs: . Contain urban development within the defined settlement boundary on the Structure Plan map. . Support the development of the Jetty Road Urban Growth Area and other areas identified for residential development on the Structure Plan map. . Ensure new development incorporates sustainability principles including environmentally sustainable design, energy efficiency, connectivity and water sensitive urban design. . Reinforce the Drysdale town centre as the primary retail centre including the development of an additional supermarket. . Confine future development of a service business or industrial nature in the identified precinct along Murradoc Road. . Locate and integrate future education, community and recreation facilities to enhance their accessibility and to maximise joint use wherever possible. . Develop the Council owned Palmerston Street site and the Drysdale Regional Community and Cultural Hub for community and recreation purposes. . Ensure any development of short term tourist accommodation at the Curlewis Golf Course is located at the eastern end of the course in close proximity to the Jetty Road Urban Growth Area, functions as a minor component to the primary role of the site as a golf course and maintains the rural landscape character of the site. . Provide additional bicycle and pedestrian opportunities throughout the townships including new footpaths and bicycle lanes.

21.14-3 Implementation

06/01/2011 C194 . These strategies will be implemented by:

Using policy and the exercise of discretion

Ocean Grove Support buildings of up to three storeys within the town centre which utilise contemporary building forms and materials, articulation and setback of upper levels so as to complement the coastal setting, and which provide sufficient car parking. Support higher density development including tourist accommodation of up to three storeys along The Terrace between Hodgson and Eggleston Streets which utilise contemporary building forms and materials, articulation and setback of upper levels to retain a coastal town character and provide for the reasonable sharing of coastal views. Support further development of existing caravan parks and accommodation uses in residential areas, particularly those close to the beach and river, to provide a broader range of accommodation type and mix.

Applying Zones and overlays

Ocean Grove Apply the Residential 1 Zone to growth areas identified in the Ocean Grove Structure Plan 2007 as appropriate. Apply the Development Plan Overlay to those parts of the north-east growth corridor that are rezoned for urban development. Apply the Development Contributions Plan Overlay to north-east residential corridor. Apply the Industrial 3 Zone to any expansion of the Grubb Industrial Estate. Apply the Development Plan Overlay to any expansion of the industrial–restricted retail precinct on Grubb Road.

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Apply the Business 1 Zone over land bounded by The Avenue, The Parade, Presidents Avenue and Hodgson Street. Apply the Mixed Use Zone over the former CFA depot (south-east corner The Avenue and Hodgson Street) and land to the immediate south. Leopold Apply the Residential 1 Zone to designated future residential growth areas shown on the Leopold Structure Plan map included in this clause. Apply the Development Plan Overlay to land designated for future residential growth shown as Area 2, Area 3a and Area 4 on the Leopold Structure Plan map included in this clause. Drysdale Apply the Residential 1 Zone with a Development Plan Overlay (DPO) based on the principles identified in the Structure Plan to Princess Street, Central Road and Oakden Road. Support the application of the Residential 1 zone to identified residential infill areas to a Residential Zone with appropriate DPO and Developer Contribution Plan (DCP) controls. Support a joint rezoning and development application at the Curlewis Golf Club to facilitate short term tourist accommodation.

Further work

Review township structure plans as scheduled (in structure plans) to meet emerging needs of communities. Work with the Borough of Queenscliffe to implement the Point Lonsdale Structure Plan April 2009. Portarlington Prepare an Urban Design Framework for the Portarlington Town Centre. Support Parks Victoria Safe Harbour Project, including ensuring appropriate integration with the adjacent foreshore reserve and Town Centre. Ocean Grove Prepare a Development Contributions Plan for the Ocean Grove Township, including the northern urban growth area. Review the application of Significant Landscape Overlay 7. Prepare an Urban Design Framework and Parking Precinct Plan for the Ocean Grove Town Centre. Prepare Streetscape Plans for The Parade – Orton Street, Shell and Grubb Roads, Tuckfield Street, The Terrace, the Hodgson – The Parade Town centre entry and key streets between the beach and Town Centre. Leopold Prepare a Development Contributions Plan for the Leopold township, including the northern and southern urban growth areas. Prepare a strategy to inform the timing, location and urban design principles for a Leopold Subregional Centre, consistent with the directions set out in the Geelong Retail Strategy 2006. The strategy will specifically investigate the area surrounding the existing neighbourhood centre, ensuring integration of the centre with recreational and retail facilities and the surrounding neighbourhood, and any consequential changes to the settlement boundary.

Barwon Heads

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Undertake a Landscape Assessment Study for the Ewing Blyth/Golf Links/Bridge Road and the Warrenbeen Court residential areas with the intention to apply an overlay to protect the existing character and vegetation. Undertake a detailed study of to establish whether the boundaries of the existing Environment Significant Overlay require review. Implement the findings of the Barwon Heads Parking & Traffic Study. Consider the impacts of climate change on the future development of Barwon Heads in accordance with the Climate Change Adaptation Strategy to be developed by Council during 2010-2011. Drysdale/Clifton Springs Investigate the relocation of the bowling club and the Council depot site on Collins Street to support a combined rezoning and planing permit application on the Drysdale Bowling Club site to facilitate the development of a supermarket. Develop and implement an Urban Design Framework for the Drysdale town centre, including the Business 4 zoned land along Murradoc Road. Prepare a Master Plan for the development of a community hub on the Council owned land at Palmerston Street site in the town centre. Prepare a Master Plan for the development of the Drysdale Regional Community and Cultural Hub.

References

Bellarine Peninsula Strategic Plan, City of Greater Geelong, 2006. Ocean Grove Structure Plan, Hansen Partnership and the City of Greater Geelong, 2007. Portarlington Structure Plan, City of Greater Geelong, 2007. Indented Head Structure Plan, City of Greater Geelong, 2007. St Leonards Structure Plan, City of Greater Geelong, 2006. Leopold Structure Plan, City of Greater Geelong, 2006. Barwon Heads Structure Plan, City of Greater Geelong, 2010. Drysdale Clifton Springs Structure Plan, City of Greater Geelong, 2010 Jetty Road Urban Growth Plan 2007.

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21.14-4 St Leonards Structure Plan map

28/01/2010 C129(Part 1)

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21.14-5 Portarlington Structure Plan map

28/01/2010 C129(Part 1)

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21.14-6 Indented Head Structure Plan map

28/01/2010 C129(Part21.14- 1)7

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21.14-7 Ocean Grove Structure Plan map

28/01/2010 C129(Part 1)

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21.14-8 Leopold Structure Plan map 28/01/2010 C129(Part 1)

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21.14-9 Barwon Heads Structure Plan map

26/08/2010 C159

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21.14-10 Drysdale Clifton Springs Structure Plan map

06/01/2011 C194 )

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21.14-11 Jetty Road Urban Growth Plan map 28/01/2010 C129(Part 1)

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